For sale Flat

Ancoats Grove

Manchester, Greater Manchester, M4 7DL

1 beds 1 baths Listed 24 Mar 2026 (-71d)

£169,500

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# 1 bedroom flat for sale (M4 7DL)

## Property Details

| Key | Value |
|-----|-------|
| Address | Ancoats Grove, Manchester, Greater Manchester, M4 7DL |
| Price | £169,500 |
| Bedrooms | 1 |
| Bathrooms | 1 |

## Description

The apartment features a modern open-plan living and kitchen area, designed to maximise natural light and functionality. Contemporary finishes, integrated appliances and sleek cabinetry create a stylish interior, while well-proportioned bedrooms offer comfortable accommodation suited to professionals and city residents.

Developments within the M4 district typically include secure entry systems, lift access and well-maintained communal areas, supporting convenient and secure city-centre living.

Manchester’s M4 postcode continues to attract strong demand from young professionals, creatives and city-centre tenants, driven by its proximity to the Northern Quarter and Ancoats. The area’s vibrant lifestyle offering and ongoing regeneration make it a particularly appealing option for buy-to-let investors seeking strong rental demand and long-term growth potential.

## Property Photos

- ![1 bedroom photo](/listings/photos/173624210/243761) - 1 bedroom photo
- ![91a6ecb4bfa5ccb5f5d8d8c4fc56f8cf](/listings/photos/173624210/243762) - 91a6ecb4bfa5ccb5f5d8d8c4fc56f8cf
- ![Pool](/listings/photos/173624210/243763) - Pool
- ![Living Room](/listings/photos/173624210/243764) - Living Room

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #2929635
- **Address:** 10 Ancoats Grove, MANCHESTER, M4 7DL
- **Certificate Issued:** 08/08/2005
- **Work Completed:** 09/04/2005
- **Items:** 9 window(s), 1 door(s)

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 APARTMENT 41 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7ED | £180,000 | 12/01/2026 | Flat |
| BLOCK D, 12 APARTMENT 106 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AT | £265,000 | 10/12/2025 | Flat |
| ADVENT HOUSE, 2 APARTMENT 53 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EP | £120,000 | 21/11/2025 | Flat |
| BLOCK D, 12 APARTMENT 72 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AT | £190,000 | 13/11/2025 | Flat |
| BLOCK E, 12 APARTMENT 42 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AU | £236,000 | 31/10/2025 | Flat |
| ADVENT HOUSE, 2 APARTMENT 65 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EP | £205,000 | 01/08/2025 | Flat |
| BLOCK E, 12 APARTMENT 15 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AU | £210,000 | 08/12/2023 | Flat |
| BLOCK D, 12 APARTMENT 48 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AQ | £205,000 | 01/12/2023 | Flat |
| BLOCK D APARTMENT 120 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AT | £285,000 | 13/11/2023 | Flat |
| BLOCK D, 12 APARTMENT 16 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AQ | £178,000 | 24/10/2023 | Flat |
| 1 FLAT 404 EVERY STREET, MANCHESTER, GREATER MANCHESTER, M4 7LT | £255,000 | 29/09/2023 | Flat |
| ADVENT HOUSE, 2 APARTMENT 59 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EP | £220,000 | 29/09/2023 | Flat |
| ADVENT HOUSE, 2 APARTMENT 69 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EP | £198,000 | 11/08/2023 | Flat |
| 2 APARTMENT 97 ADVENT WAY, MANCHESTER, GREATER MANCHESTER, M4 7LL | £226,000 | 14/04/2023 | Flat |
| 1 FLAT 301 EVERY STREET, MANCHESTER, GREATER MANCHESTER, M4 7LT | £250,000 | 20/12/2022 | Flat |
| ADVENT HOUSE, 2 APARTMENT 108 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EB | £180,000 | 15/12/2022 | Flat |
| EASTBANK TOWER, 277 FLAT 612 GREAT ANCOATS STREET, MANCHESTER, GREATER MANCHESTER, M4 7FE | £235,000 | 25/11/2022 | Flat |
| 1 APARTMENT 134 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EE | £50,000 | 14/11/2022 | Flat |
| 1 FLAT 310 ADVENT WAY, MANCHESTER, GREATER MANCHESTER, M4 7LR | £148,000 | 08/11/2022 | Flat |
| EASTBANK TOWER, 277 FLAT 712 GREAT ANCOATS STREET, MANCHESTER, GREATER MANCHESTER, M4 7FE | £245,010 | 20/09/2022 | Flat |

**Area average:** £204,051 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £268,000 (70 Flat, M4, 2024–2026)
- **Deviation:** -36.8%

## Rental Range

*ONS Price Index of Private Rents (Manchester). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,214/mo
- **Realistic:** £1,349/mo
- **Optimistic:** £1,484/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £424/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Great Ancoats Street, M4 | £1,280/mo | 1 | 0.24 miles | OpenRent |
| 1 Bed Flat, Great Ancoats St, M4 | £1,500/mo | 1 | 0.26 miles | OpenRent |
| 1 Bed Flat, One Vesta Street, M4 | £1,388/mo | 1 | 0.29 miles | OpenRent |
| 1 Bed Flat, Great Ancoats Street, M4 | £1,000/mo | 1 | 0.31 miles | OpenRent |
| 1 Bed Flat, Oxygen Tower, M1 | £1,550/mo | 1 | 0.37 miles | OpenRent |

**Average rent: £1,344/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.82% (okay)
- **Max investor price (0.8%):** £173,500
- **Target investor price (1%):** £138,800

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,388/mo).*

- **Gross yield:** 9.8%
- **Cost-to-rent:** 10.2×
- **Monthly cashflow:** £557/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 13.6%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -9%
- **10y growth:** 63.4%

## House Price Index (HM Land Registry)

*Official index for Manchester; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -1.4%
- **5y growth (index):** 9.1%
- **10y growth (index):** 58.9%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

1 bedroom photo 91a6ecb4bfa5ccb5f5d8d8c4fc56f8cf Pool Living Room

/ 4

Property details

Local average

£268,000 (-36.8%)

Deprivation

Decile 1 (865 of 33,755)

Street crime

3 incidents within 1 mile (Mar 2026)

Key features

Located in Manchester’s popular M4 postcode
Close to Northern Quarter and Ancoats
Modern open-plan kitchen and living area
Contemporary finishes and integrated appliances
Well-proportioned bedroom(s)
Walking distance to Manchester Piccadilly Station and Manchester Victoria Station
Strong rental demand from professionals and city-centre tenants
Ideal for both owner-occupiers and investors

Description

Situated within Manchester’s vibrant M4 postcode, this contemporary apartment is positioned close to some of the city’s most dynamic neighbourhoods, including Northern Quarter, Ancoats, and New Islington. The area is known for its creative scene, independent restaurants, cafés and bars, while remaining within walking distance of Manchester Piccadilly Station and Manchester Victoria Station, providing excellent connectivity across the city.

The apartment features a modern open-plan living and kitchen area, designed to maximise natural light and functionality. Contemporary finishes, integrated appliances and sleek cabinetry create a stylish interior, while well-proportioned bedrooms offer comfortable accommodation suited to professionals and city residents.

Developments within the M4 district typically include secure entry systems, lift access and well-maintained communal areas, supporting convenient and secure city-centre living.

Manchester’s M4 postcode continues to attract strong demand from young professionals, creatives and city-centre tenants, driven by its proximity to the Northern Quarter and Ancoats. The area’s vibrant lifestyle offering and ongoing regeneration make it a particularly appealing option for buy-to-let investors seeking strong rental demand and long-term growth potential.

Listed by

Manchester

Adstra Property Limited

Reference: 173624210

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #2929635

Property Details

Street: 10 Ancoats Grove

Town: MANCHESTER

Postcode: M4 7DL

Installation Details

Items: 9 windows and 1 door

Certificate Issued: 08/08/2005

Work Completed: 09/04/2005

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Listed for sale	—	£169,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
1 APARTMENT 41 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7ED	£180,000	12/01/2026	Flat
BLOCK D, 12 APARTMENT 106 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AT	£265,000	10/12/2025	Flat
ADVENT HOUSE, 2 APARTMENT 53 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EP	£120,000	21/11/2025	Flat
BLOCK D, 12 APARTMENT 72 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AT	£190,000	13/11/2025	Flat
BLOCK E, 12 APARTMENT 42 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AU	£236,000	31/10/2025	Flat
ADVENT HOUSE, 2 APARTMENT 65 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EP	£205,000	01/08/2025	Flat
BLOCK E, 12 APARTMENT 15 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AU	£210,000	08/12/2023	Flat
BLOCK D, 12 APARTMENT 48 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AQ	£205,000	01/12/2023	Flat
BLOCK D APARTMENT 120 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AT	£285,000	13/11/2023	Flat
BLOCK D, 12 APARTMENT 16 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AQ	£178,000	24/10/2023	Flat
1 FLAT 404 EVERY STREET, MANCHESTER, GREATER MANCHESTER, M4 7LT	£255,000	29/09/2023	Flat
ADVENT HOUSE, 2 APARTMENT 59 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EP	£220,000	29/09/2023	Flat
ADVENT HOUSE, 2 APARTMENT 69 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EP	£198,000	11/08/2023	Flat
2 APARTMENT 97 ADVENT WAY, MANCHESTER, GREATER MANCHESTER, M4 7LL	£226,000	14/04/2023	Flat
1 FLAT 301 EVERY STREET, MANCHESTER, GREATER MANCHESTER, M4 7LT	£250,000	20/12/2022	Flat
ADVENT HOUSE, 2 APARTMENT 108 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EB	£180,000	15/12/2022	Flat
EASTBANK TOWER, 277 FLAT 612 GREAT ANCOATS STREET, MANCHESTER, GREATER MANCHESTER, M4 7FE	£235,000	25/11/2022	Flat
1 APARTMENT 134 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EE	£50,000	14/11/2022	Flat
1 FLAT 310 ADVENT WAY, MANCHESTER, GREATER MANCHESTER, M4 7LR	£148,000	08/11/2022	Flat
EASTBANK TOWER, 277 FLAT 712 GREAT ANCOATS STREET, MANCHESTER, GREATER MANCHESTER, M4 7FE	£245,010	20/09/2022	Flat

Area average: £204,051 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -9%

10y growth 63.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Manchester. Series: Flats and maisonettes. As of March 2026.

1y (index) -1.4%

5y (index) 9.1%

10y (index) 58.9%

Rental Range

Estimated market rent for Manchester. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,214/mo

Realistic £1,349/mo

Optimistic £1,484/mo

Based on Local Authority from postcode lookup → Manchester.

LHA (30th percentile) floor for East Lancs: £424/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M4 7DL

Address

10 Ancoats Grove

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	EVERY Street/Tutbury Street	0.1 miles
Bus stop	Great Ancoats Street/Every Street	0.1 miles
Shop	HSS Hire	0.1 miles
Shop	IBB Building Materials	0.1 miles
Train station	Ardwick	0.5 miles
Train station	Manchester Piccadilly	0.6 miles
University	UCEN Manchester (Shena Simon Campus)	0.8 miles
University	University of Law	1.0 miles
Hospital	Plymouth Grove Medical Centre	1.1 miles
Hospital	Manchester Royal Infirmary	1.1 miles

Street-level crime

Category	Count
Other theft	2
Theft from the person	1
Total incidents	3

Within 1 mile during Mar 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St Anne's RC Primary School	Primary	0.2 miles	Good — 10 Jul 2015
Sol Christian Academy	Other	0.2 miles	Good — 12 Jun 2024
Ashbury Meadow Primary School	Primary	0.5 miles	Outstanding — 8 Sep 2015
Co-Op Academy New Islington	Primary	0.5 miles	Outstanding — 10 Jul 2015
Co-Op Academy Medlock	Primary	0.6 miles	Requires improvement — 23 Jan 2022

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Great Ancoats Street, M4	£1,280/mo	1	0.24 miles	OpenRent
1 Bed Flat, Great Ancoats St, M4	£1,500/mo	1	0.26 miles	OpenRent
1 Bed Flat, One Vesta Street, M4	£1,388/mo	1	0.29 miles	OpenRent
1 Bed Flat, Great Ancoats Street, M4	£1,000/mo	1	0.31 miles	OpenRent
1 Bed Flat, Oxygen Tower, M1	£1,550/mo	1	0.37 miles	OpenRent

Average rent: £1,344/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.82%

Max investor price (0.8%) £173,500

Target investor price (1%) £138,800

Gross yield 9.8%

Cost-to-rent ratio 10.2×

Monthly cashflow £557/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 13.6%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).